Land off Birtles lane, Over Alderley, SK10 4RZ

Main issues, as the Inspector framed them

• whether the development would be inappropriate in the Green Belt
• the effect of the development on the openness of the Green Belt
• the effect of the development on the character and appearance of the area
• if the development would be inappropriate, whether harm by reason of inappropriateness, and any other harm, would be clearly outweighed by other considerations so as to amount to the very special circumstances necessary to justify it

What decided it

The development fails the sustainability criterion of paragraph 155 of the Framework because the site is located in an unsustainable location where future occupants would be almost wholly reliant on private motor vehicles, and the resulting harm to the Green Belt and character and appearance cannot be outweighed by the limited benefits advanced.

The substantial harm to the Green Belt by reason of inappropriateness and moderate harm to its openness, combined with significant harm to the character and appearance of the area and the Local Landscape Designation, were not outweighed by the limited weight attributable to housing supply, rural community vitality, support for services in nearby settlements, self-build status, and biodiversity net gain, such that no very special circumstances were demonstrated.